22 Miner Ln Waterford, CT 06385-2853
Individually Owned
18-yr Hold
Absentee Owner
Estimated value (blended)
$315k
Range $284k – $347k (±10%)
Property ID
US15-0491727
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1950
Construction
CONCRETE
Total area
2,328 SF
Lot
11.06 ac (481,846 SF)
Zoning code
R-MF
APN
WFRD M:139 L:4756
UPID
US15-0491727
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Apartment Complex
-
Wedding Service Photography Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$230k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$315k
Owner & transaction history
since 2008
3 recorded transactions
Zoning & alternative use
R-MF · Waterford, CT
Zoning description
R-MF district is intended to promote multi family dwellings.
General category
RESIDENTIAL
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 7 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$315k
Value range
$284k – $347k
±10% around blend
Estimated value / SF
$135 / SF
Confidence
High
7 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
70
$284k
blend $315k
$347k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,328 SF
Lot area
11.06 ac
Year built
1950
Stories
2
APN
WFRD M:139 L:4756
Assessed value
$7,739,110
Annual tax
$164,069
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$423k
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
2.2 mi away · 1,745 SF
3.8 mi away · 2,958 SF
8.8 mi away · 1,980 SF
15.2 mi away · 1,920 SF
15.2 mi away · 2,406 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$315k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 23 sales
$133
+2%
Submarket 23 sales
$133
+2%
County 397 sales
$83
+64%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $135/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$7.74M
Move the market yield to see immediate price impact.
Value / SF
$3,324
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$488k
$9.75M
$6.97M
$5.42M
$542k
$10.83M
$7.74M
$6.02M
$596k
$11.92M
$8.51M
$6.62M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$305k
0.4 mi · Jan 2026 · $164/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$164,069
Tax year 2023
Assessed value
$7,739,110
Assessed 2023
Previous assessed
$7,739,110
+0.0% YoY
Effective rate
2.12%
On assessed value
Assessed land
$1,260,000
Assessed improvement
$6,479,110
Applied tax rate
376.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1950
Construction
CONCRETE
Heating
HOT WATER
Cooling
YES
Buildings
4
Stories
2
Units
24
Rooms
13
Bathrooms
3
Total area
2,328 SF
Lot
11.06 ac (481,846 SF)
Zoning code
R-MF
APN
WFRD M:139 L:4756
UPID
US15-0491727
Jurisdiction
WATERFORD
Zoning & alternative use
R-MF · Waterford, CTZoning R-MF · permitted uses
R-MF · Waterford, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
R-MF district is intended to promote multi family dwellings.
General category
RESIDENTIAL
Building & site characteristics
From public records
Year built
1950
Construction
CONCRETE
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
4
Units
24
Rooms
13
Bathrooms
3
Lot
11.06 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
R-MF
RESIDENTIAL
Jurisdiction
Waterford, CT
Recorded code
R-MF
Official district
R-MF
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for R-MF in Waterford, CT.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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